The HOA is $5K annual, and if I choose to rent it, like last time, it is $12K income because it is the Christmas week that I have and prime ski season....So do I disclose this a expense or income? 

In my case it was an incorrect roofing for low slopes that hadn't been stressed tested like this season.

Considering I am planning to use hard money, I am hoping you all have experience with lenders with little to no season period.  

With the summers off, I am looking at a seasonal business for some extra income.There is an ice cream shop that I am looking at.

I have talked about 6 or 8 lenders, every single one of them had different terms, different seasoning periods etc.

@Bryan Wilson and FHA debt consolidation refi may do the job once his title seasons.

Truth be told, I want to close and keep it for myself but the cash I've got isn't properly seasoned and the numbers don't make much sense with hard money.

You want to factor these seasonal costs into your numbers (and using real numbers for contractors in your area is ideal).

I left the meeting with 5 contacts from beginner to seasonal investors.

@John West Chances are if the house is worth 150K using a 75%LTV lender approval you can take down a loan from a conventional lender for around 112.5K on a delay refi or with a 6 month seasoning requirement.